How the New 2025 Depreciation Rules Make Owning a Grand County Rental Even Smarter There’s a lot of buzz right now about the new tax law — the One Big Beautiful Bill — and for good reason. Starting in 2025, investors can take advantage of 100% bonus depreciation on certain components of new rental properties placed into service after January 19, 2025. What does that mean in plain English? If you buy an investment property and rent it out, you may be able to write off a large portion of your purchase cost up front rather than waiting 27½ years to depreciate it all. This new rule can dramatically improve your cash flow in those first few years of ownership — and that’s a game-changer for anyone buying a property in Grand County. ________________________________________ 💡 Here’s How It Works Under the new law, items with a useful life of 20 years or less — such as appliances, furnishings, flooring, fencing, landscaping, lighting, and HVAC systems — may qualify for immediate deduction through bonus depreciation. That means if you purchase a property and place it in service as a rental in late 2025, you could deduct the full value of many of those assets in your first year. The building itself will still depreciate over 27.5 years, but this accelerated benefit allows you to offset a significant portion of your rental income early on. For example, a $600,000 duplex purchased this fall could potentially unlock $80,000–$100,000 in accelerated deductions — depending on the breakdown of personal property and improvements. That’s money back in your pocket sooner, and for many, it’s the difference between a property that just covers costs and one that generates real return. ________________________________________ 🏠 Why Snow Capped Is Your Advantage Here’s where Snow Capped Properties stands apart. We’re not just a property manager — we’re your full-service investment partner. Whether you’re a first-time investor or looking to expand your portfolio, we can: • Help you identify and purchase the right property — from Fraser and Winter Park to Granby and Grand Lake. • Run the numbers — including estimated rents, operating costs, and even potential tax benefits under the new depreciation rules. • Handle the setup and management once you close — from tenant placement and maintenance to compliance and financial reporting. No other operator in Grand County provides this level of end-to-end service — buy, rent, and manage — all under one roof, backed by 25 years of local experience and a data-driven approach to performance. ________________________________________ 📊 What This Means for You If you’ve been waiting for the right time to buy a mountain property, this may be it. With: ✅ Strong long-term rental demand year-round ✅ Expanded tax incentives through bonus depreciation ✅ Local management that protects your investment and maximizes income — there’s never been a better opportunity to turn your Grand County dream home into a performing asset. ________________________________________ 🤝 Let’s Get Started Whether you’re curious about what qualifies under the new depreciation rules, want to run numbers on a specific property, or are ready to start shopping, our team can walk you through every step. At Snow Capped Properties, we help you buy it, rent it, and manage it — all in one place. 📞 Contact us today to learn how to make your next investment work harder for you in 2025 and beyond.

Last month, Investor Fuel featured Snow Capped Properties in an interview titled “From College House Hack to 100 Units – Charles Phanumphai Interview”. 👉 Read it here: Investor Fuel Interview This month, we’re proud to share that VoyageDenver showcased Snow Capped in their “Conversations with Charles Phanumphai” series — recognizing us as an up-and-coming property-management firm specializing in longer-term rentals and vertical integration for buying, selling and managing properties. 👉 Read the feature here: VoyageDenver Interview In the interview, Charles shares how Snow Capped’s vision extends beyond traditional management. We specialize in long-term rentals and offer a full-circle solution: managing, buying and selling properties for our homeowner and tenant clients. Whether you’re a homeowner looking to streamline seasonal vs. year-round leasing, or a tenant-investor seeking turnkey opportunities, we’re here to simplify and elevate your experience. We’re proud to represent Grand County’s small-business spirit and serve the community we call home. A big thank you to the teams at Investor Fuel and VoyageDenver for helping us share our story!

🏔️ Grand County Real Estate Outlook — Winter 2025 to Spring 2026 Every fall, we take a moment to look ahead and share our thoughts on where the Grand County housing market is headed. We try to cut through the noise — the headlines, rate chatter, and “expert” forecasts — and instead focus on what we’re actually seeing on the ground with buyers, sellers, tenants, and homeowners across Winter Park, Fraser, Granby, and Grand Lake. In the Winter of 2024, we projected how the 2024–2025 season and following spring would unfold — and we ended up being pretty much spot on. So we’re taking another swing at it this year. The landscape is a bit different: no election cycle to cloud the horizon, but we’re in the first year of a new presidency, facing tariff adjustments, relatively stable (but still elevated) interest rates, and, as of this writing, three weeks into one of the longest government shutdowns in history with no end in sight. In short, there’s a lot of uncertainty. You could ask ten real estate professionals for their outlook and get fifteen different answers. So rather than pretending anyone has a crystal ball, here’s my personal take on where things seem to be heading for the upcoming winter and the spring of 2026: 🏔️ Winter 2025-26 (November 2025 – March/April 2026) Sales Market — Projection • Expect a soft to modestly improving market — more cautious stabilization than rebound. • Local data shows median home values nearly flat (−0.9% YOY) and longer days on market (~63 days to pending) as of September 2025. • Inventory remains high, tilting the balance of power toward buyers across Colorado’s mountain and resort communities. • With interest rates still elevated and cost pressures persistent, many buyers continue to tread carefully. What I Expect for Winter • Sellers who price realistically will still see offers — but often with modest concessions like rate buy-downs or closing-cost help. • Average sale prices will likely hold flat or dip slightly (0–3%), depending on property quality and location. • The luxury and second-home segment may experience softer demand due to oversupply, while well-located, turnkey homes should hold value better. • Overall: sellers need to price competitively and plan for longer marketing times through the winter months. 🏘️ Rental Market — Projection • The long-term and winter seasonal rental segments should stay stable to strong. • Example: in Winter Park, Fraser, Granby, average rent for a 2 bed / 2 bath sits around $2,133/month, showing only minor year-over-year shifts. • The STR market, on the other hand, continues to face oversaturation and tighter rules, although ski-season demand will still attract a solid base of travelers. What I Expect for Winter • Winter seasonal rentals (3–4 bed, furnished, near ski areas) will remain in strong demand, often outperforming short-term rentals in occupancy and returns. • Long-term rentals may see mild upward rent pressure if owners exit the STR market and shift inventory. • In short: quality units with good amenities will perform well, while lower-tier properties may need to adjust rates or accept higher vacancy. Snow Capped’s Take • Encourage homeowners to pivot toward “winter seasonal” models where appropriate — fewer regulatory headaches, steadier income. • Continue factoring in potential concessions or higher vacancy for lower-amenity rentals. • For new acquisitions, location, quality, and furnishing will continue to drive premium rent potential. 🌱 Spring 2026 (April / May 2026 and Beyond) Sales Market — Projection • As we enter spring, expect a cautious uptick — not a boom, but healthier momentum. • If interest rates ease slightly or consumer confidence rebounds, buyer activity should rise, especially among those who sat out the winter. • Inventory will still be above normal, but turnover should improve as listings refresh for the spring market. What I Expect for Spring • Prices could increase modestly (+2–5%) from winter levels in desirable areas. • Days on market may shorten slightly as buyer activity improves. • Sellers should still price realistically — this won’t be a return to the frenzy of 2020–2022. • Spring remains the best window to list, especially for well-prepared, well-marketed homes. 🏡 Rental Market — Projection • As ski season winds down, winter units transition to summer or long-term use. • Expect a dip in demand for ski-season properties, but a steady climb in long-term leases as locals and workforce renters secure housing for the next cycle. What I Expect for Spring • Long-term rents may rise modestly (+2–4%) if STR-to-LTR conversions tighten available inventory. • Owners should reassess post-winter performance to decide whether to keep renting, sell, or switch models. • For Snow Capped homeowners, this is the perfect time to re-evaluate your property strategy for the rest of 2026.

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Some of the most common questions we’re getting from buyers right now are: “Is now the right time to buy?” “Are we at the bottom?” “How much could this property make in rental income?” Whether the goal is to purchase a home for full-time use, a long-term rental, or a short-term/seasonal investment, these are fair questions—and the honest answer is: proceed conservatively. 📊 Market Overview Home prices in Grand County are 30–40% higher than they were in 2020, according to local MLS data and statewide housing reports. Meanwhile, mortgage interest rates remain elevated—typically between 6.5% and 7% for most buyers, before any rate buy-downs or points. These two factors combine to create a significantly higher monthly payment than what buyers faced just a few years ago. For example: | Scenario | 2020 Market | 2025 Market | | Average Home Price | $500,000 | $675,000 | | 30-Year Mortgage Rate | 3.25% | 6.75% | | Monthly P&I Payment | ~$2,175 | ~$4,400 | Even with solid rental demand, market rents rarely cover today’s ownership costs in full—especially when factoring in HOA dues, utilities, property taxes, and maintenance. 🏡 Rental Market Realities Long-term rentals continue to perform steadily, with strong occupancy and average rates ranging from $1,500–$10,,000 per month depending on location and property type. However, these rents typically cover 60–80% of ownership costs on a newly purchased property with current financing rates. Seasonal rentals (3–6 month winter or summer leases) can be a strong middle ground, capturing higher per-month rates during peak ski season or summer outdoors while avoiding short-term rental permit restrictions. Short-term rentals (STRs), on the other hand, face increasing headwinds: Local governments are adding higher licensing fees and stricter occupancy limits. Supply growth—especially in online listings—has outpaced demand in several areas, reducing average occupancy and nightly rates. What was once a lucrative opportunity has become more competitive and regulated, and the ROI on new STR purchases has compressed by 20–40% compared to 2019–2021 levels. 🔮 Outlook for 2025–2026 The fundamentals suggest that 2025 will remain a challenging buyer’s market from a cash-flow perspective. Home prices are stabilizing but have not corrected significantly, and while interest rates may soften modestly, it’s unlikely we’ll return to pre-2022 levels in the near term. We expect 2026 to look similar—potentially with slightly better affordability if rates ease—but not dramatically different. That doesn’t mean it’s a bad time to buy. It just means that expectations need to be realistic: Buy with a long-term horizon (5+ years). View rental income as a supplement, not the sole financial driver. Choose a property with strong rentability fundamentals—location, layout, amenities, and management efficiency all matter. 🤝 How Snow Capped Can Help At Snow Capped Properties, we don’t just help you buy—we help you analyze rentability, seasonality, and operating costs so you can make a decision grounded in data. With over 25 years of property management experience and a deep understanding of both long-term and short-term rental markets, we provide: Pro-forma rental income analysis based on real data from our portfolio Expense forecasting to model realistic cash flow scenarios Regulatory guidance on local STR and seasonal rental ordinances Market insights drawn from managing dozens of properties across Grand County If you’re considering buying in Grand County, we’d love to help you navigate the numbers, the risks, and the opportunities. Reach out to Snow Capped Properties—we’ll help you make a confident and informed decision in this evolving market.

Bait & Tackle’s first annual fishing tournament was an incredible success! Families, kids, and community members came together to enjoy a perfect fall day—clear skies, sunshine, and not a breath of wind. The lake was filled with laughter, conversation, and plenty of excitement as kids reeled in fish, won prizes, and grew their love for the outdoors and fishing. This is what community is all about. Huge thanks to Garrison, Brady, and the entire Bait & Tackle team for going above and beyond—organizing a seamless event, keeping everyone engaged, manning the grill, and creating unforgettable memories for the kids. They made sure the day was not just about fishing, but about fun, family, and community spirit.

Across Grand County, communities are steadily increasing the pressure on short-term rental (STR) homeowners. From stricter permitting requirements to higher tax burdens, the cost of operating an STR is climbing—and now, Granby Ranch has added a new layer. Starting October 1, 2025, all Granby Ranch Conservancy (GRC) members who operate STRs must begin collecting a 2.7% surcharge on rental revenue. This fee must then be remitted quarterly to GRC, with the first payment due in January 2026. According to GRC, the surcharge is authorized under Colorado law and designed to help fund community expenses while “ensuring fairness across all members.” But for STR owners, it’s yet another cost to track, calculate, and remit—on top of state sales tax, county lodging taxes, and platform fees. 📌 Key Dates: Collection starts: October 1, 2025. First remittance due: January 2026 (within 30 days of quarter end) The bigger picture This new surcharge highlights a growing trend across Grand County: communities are steadily tightening the rules and increasing the financial burden on STR owners. What started as a way to generate tax revenue has expanded into additional fees, quarterly reporting, and more administrative complexity. For homeowners, the math is clear—operating an STR is becoming more expensive and time-consuming. Each new fee, regulation, or requirement chips away at profitability and makes it harder to compete with hotels or offer affordable lodging to visitors.

🎣 Hooked on Fishing… and Real Estate! 🏔️ Snow Capped Properties is thrilled to be co-sponsoring Granby Bait & Tackle’s First Annual Fishing Tournament this Saturday, September 27th from 9 AM–12 PM! Come join us for a morning full of food, fun, prizes, and plenty of fish tales. 🐟 So, how did we get involved? One of our own—Garrison Gates—isn’t just part of the Snow Capped family. He’s also a passionate fishing guide with Granby Bait & Tackle. Guiding anglers through our stunning rivers is something he truly loves, and it turns out there’s a natural tie-in with real estate too. Think about it: a day out on the water casting lines, swapping stories, and soaking in the mountain views often leads to conversations about living here full-time or finding a vacation home. Many of Garrison’s clients fall in love with Grand County’s beauty and start asking about property opportunities. Fishing + Real Estate? Now that’s what we call a reel connection. 🎣➡️🏡 So whether you’re here to land the big one, meet new friends, or just enjoy the outdoors, we’d love to see you at the tournament. And who knows—you might walk away with a prize, a new fishing buddy, or even an idea for your dream home in the Rockies. See you by the water! — The Snow Capped Properties Team

The Federal Reserve's recent interest rate cut has significant implications for both home sale prices and rental rates, particularly in Colorado mountain towns like Winter Park, Fraser, Tabernash, Granby, Grand Lake, and Hot Sulphur Springs. 📉 The Fed's Recent Rate Cut On September 17, 2025, the Federal Reserve announced its first rate cut of the year, reducing the federal funds rate by 25 basis points to a range of 4.00% to 4.25%. This marks the first reduction since December 2024 and is the lowest level since November 2022. The decision aims to stimulate borrowing and investment amid signs of a weakening labor market and rising inflation driven in part by tariffs introduced by former President Donald Trump. The Guardian 🏠 Impact on Home Sales Increased Buyer Affordability: Lower mortgage rates reduce monthly payments, making homeownership more accessible and potentially increasing buyer demand. Encouraged Listings: Homeowners may be more inclined to sell, increasing inventory and providing buyers with more options. 🏘️ Impact on Rentals Potential Shift to Buying: Some renters may transition to homeownership due to improved affordability, slightly reducing rental demand. Stable Rental Prices: Despite potential shifts, high demand for seasonal and year-round rentals in resort areas keeps rental prices relatively strong. 📅 Best Times to List Your Property Late Fall/Winter 2025: Fewer listings and potential for serious buyers looking to close before year-end. Spring 2026: Traditionally a strong season for sales, combined with lower rates, this period could attract more buyers. Summer 2026: Peak demand for mountain and resort properties, though competition from other sellers increases. 📌 Bottom Line For homeowners in Colorado's mountain markets, the recent interest rate cut presents an opportunity to capitalize on increased buyer activity and favorable borrowing conditions. Whether you choose to list now or wait for spring, understanding these dynamics can help you make an informed decision.